LANDS TO THE REAR OF 2 & 4 AGHACOMMON HEIGHTS KILVERGAN ROAD AND TO THE SOUTH WEST OF 1-7 MCGREEVY DRIVE AND 68-79 MCGREEVY PARK DERRYMACASH ROAD, CRAIGAVON ARMAGH
PROPOSED RESIDENTIAL DEVELOPMENT INCLUDING WORKS TO KILVERGAN ROAD CONSULTATION MAGAZINE MAY 2021
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t/f. 028 3885 2724 m. 07801 151 202 info@thedesignworksstudio.com www.thedesignworksstudio.com project:
Aghacommon Heights Kilvergan Road Craigavon
title:
site location map
Pond
21 Annagora Road Portadown Co.Armagh BT62 4JE
Works 49 51 60
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Site location and context
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drawing no: 1308 - L01 page/scale: A2 1:2500
date: drawn by:
Mar 2021 GO
this drawing, its design, content and concept are protected by copyright. it must not be copied or used by any third parties without our written permission
WELCOME Welcome to this online community consultation. This consultation has been prepared to inform and seek feedback from the local community concerning a proposed residential development at lands to the rear of 2 & 4 Aghacommon Heights Kilvergan Road, Craigavon. We warmly invite you to take time to absorb the work the applicant and their professional design and technical team have prepared to date to support the preparation of a forthcoming planning application. A statutory part of the pre-application process is to engage meaningfully with the local community to share our vision for the identified site and to invite your feedback. Given the unprecedented impact of COVID-19 on the potential to carry out this type of consultation as an in-person event, it is now being carried out as an online event. The feedback received will then be reflected upon and responded to in refining the detailed design as part of a formal planning application to Armagh, Banbridge and Craigavon Borough Council. The wider red line plan (inset) as shown is required to be this large in order to accommodate all potential road/drainage infrastructure as part of the development proposals. However, the red line plan shown on the aerial photo identifies the location of the actual proposed housing scheme along with the internal road provision.
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INTRODUCTION In light of the current COVID-19 lockdown and social distancing restrictions, temporary preapplication community consultation regulations were introduced in May 2020, which removed the legislative requirement for a public event. Alternative consultation methods, such as online magazines, were encouraged. Therefore, Clyde Shanks Ltd are using online tools to assist you to review, consider and provide feedback on these development proposals. Your feedback on the proposals is very much welcomed and all matters raised will be taken into consideration and reflected upon in finalising the proposals that will be contained in the formal application submission. We will prepare a report, known as the PreApplication Community Consultation report (PACC report), summarising all of the feedback and how the design team has responded to this. This PACC report will be submitted to Armagh, Banbridge and Craigavon Borough Council as part of the planning application package.
Craigavon Lake
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EXISTING SITE AND SURROUNDING CONTEXT THE SITE The Site extends to an area of approximately 2.7 ha, is mostly rectangular in shape and is located entirely within the administrative boundary of Armagh, Banbridge and Craigavon Borough Council, within the Aghacommon Ward. The site is located off the northern side of the Kilvergan Road, within and on the western edge of the village. The site currently has only one vehicular access on the Kilvergan Road.
Entrance to the site
North east boundary treatment
In terms of topography, the site slopes downwards from the eastern boundary adjacent to the Kilvergan Road to the west, while the site also slopes downwards from the north to the middle of the site. The site is largely undeveloped and covered in grass, with rows of hedges forming the site boundaries.
Views west within site
There is an existing farm complex positioned to the south west of the application site, while existing and previously approved housing is positioned to the east of the site to the rear of Aghacommon Heights. Boundary hedges exist around the periphery of the site, while there are long views to the north west over the countryside. Views north east within site
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37.84
36.83
29.71 30.27
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37.76
34.76 33.74
32.90
31.95
Eave Ht=43.31
37.84 FL
37.71
36.00
29.44 29.55
36.72 37.51
37.38 37.40
36.78 30.78
36.87 Ridge Ht=46.72
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31.60
35.19
33.75
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29.89 30.05
29.23 28.89 29.00
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37.72 37.44
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Eave Ht=40.01
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28.74
28.40
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33.24
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26.99
32.11 29.21
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36.03
28.26
27.94
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36.30
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36.98
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37.01
30.93
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27.0 27.09
37
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27.11
35.83
35.83 EP MH
36.88
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33.99 29.46 29.66
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4 28.0 5 27.0
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34.51
29.21
29.21
15
Eave Ht=38.39
35.69
33.38
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28.22
30.38
28.66
28.21
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36
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29.21
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36.18
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34.69 30.00
26.71 26.75
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36.13
28.88
28.16
29.13
LP 36.21 MH
36.00
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EXISTING SITE AND SURROUNDING CONTEXT SURROUNDINGS The surrounding area to the north, east and south is predominantly residential in nature with mostly detached dwellings. To the west the lands are used for commercial agricultural activities (working farm) with agricultural fields. Further to the north west of the site is the M1. The M1 runs roughly north east – south west running along the edge of Aghacommon village. The centre of the village is located approximately 200 metres to the east of the site and includes a number of small shops, a restaurant, a public house, a school and church. To the east of the site is the existing housing scheme of Clanbrassil Grove that are all detached bungalows. In addition, to the north east of the site is the Kilvergan Heights development that are all two storey terraced units.
Kilvergan Heights
Clanbrassil Grove
Tannaghmore Green
Retail and retail services cluster
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LOCAL DEVELOPMENT PLAN, PLANNING POLICY CONTEXT AND HISTORY
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the proposal respects the opportunities and constraints of the specific site and its surroundings and, where appropriate, considers the potential for the creation of a new sense of place through sensitive design and planting;
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there is no significant detrimental affect on amenities;
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there is no significant conflict with conservation interests;
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there are satisfactory arrangements for access, parking and effluent disposal;
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any additional infrastructure necessary to accommodate the proposal is provided by the developer; and
LOCAL DEVELOPMENT PLAN
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Craigavon Area Plan 2010 (CAP) The CAP remains the adopted Local Development Plan (LDP) for the application site. Within the CAP the Site is unzoned ‘whiteland’ within the settlement limit. It is identified that Aghacommon within the CAP is defined as a village with a settlement boundary. Policy Sett 1 relating to settlement limits advises that “Favourable consideration will be given to development proposals within settlement limits…provided the following the following criteria are met:
the proposal is in accordance with prevailing regional planning policy and the policies, requirements and guidance contained in the Plan.
As such housing is acceptable in principle on the site, subject to complying with the above CAP criteria, all regional planning policy and addressing any site specific environmental constraints. All of these matters, as they relate to the Site, will be addressed within the proposed planning application submission.
Section 45 (1) of the Planning Act (Northern Ireland) 2011 requires that all planning applications have regard to the local development plan, so far as material to the application, and all other material considerations. Section 6(4) states that in making any determination where regard is to be had to the local development plan, the determination must be made in accordance with the plan unless material considerations indicate otherwise. This is known as the Plan-led system.
•
the proposal is sensitive to the size and character of the settlement in terms of scale, form, design and use of materials;
Strategic Planning Policy Statement for Northern A Strategic Planning Ireland (SPPS) Policy Statement for Northern Ireland (SPPS) Planning for Sustainable Development
Planning for Sustainable Development
SEPTEMBER 2015
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REGIONAL PLANNING POLICY There are a number of Planning Policy Statements and other regional planning policy documents that are relevant to the assessment of the proposed development. These have all been taken into account in developing the proposed scheme and a supporting statement articulating how these have been compiled with will accompany the planning application.
PLANNING HISTORY
Extract from CAP - Aghacommon map
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LA08/2018/1735/O - Site for proposed residential development - 3no. detached dwellings and associated works at Lands adjacent to and west of Nos. 2 & 4 Aghacommon Heights Aghacommon Craigavon including lands to form access and visibility splays between No 41 and No 15 Kilvergan Rd Aghacommon Craigavon – Permission Granted 5th November 2019; and
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LA08/2020/0064/RM - Erection of residential development - 3No. detached dwellings and associated site works at Lands adjacent to and west of Nos. 2 and 4 Aghacommon Heights, Aghacommon Craigavon including lands to form access and visibility splays between No 41 and No 15 Kilvergan Road Aghacommon Craigavon – Permission Granted 22nd July 2020.
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31.61 28.00
29.21
30.40
33.46 34.67 29.20 27.11
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33.69 28.98
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35.72
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30.51
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33.35
28.95
226.91 7.4 27.52 1
33.87
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35.05
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28.52 28.52
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26.63
30.33
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33.43 35.99
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28.84 29.16
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30.13
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28.32
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35.69
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30
28.40
27.43
36.89
33.24
29.21 29.21
37.24
36.03
28.26
28.21
36.99 IS
35.69
33.38
32.09
29
27.0
30.38
29.18 28.32
26.67 27.09
36.37
31.63
28.74
32.63 29.18
29.24 28.87
29.94
31.94
29.22
36.41
32.66
31
28.02
34.90
37.40
36.78
29.00
33
30.78
28.96
32.76
33.83
37.71
36.00
29.55
33.74
32.90
31.95
36.30
2
37.91
37.76
34.76
29.44
37.89
37.75 37.38
35.19
33.75
32
31.60
36.38
35.65
35.31 29.89 30.05
29.23 28.89
37.70
36.73
33.92
30.96
28.28
37.27
33.84
Ridge Ht=47.35
37.32
37.63
38.01
36.12
35.02 34
33.73
30.27
37.10
38.19
35.97
37.93
38.28
36.80
32.45
31.85
34.23
37.51 33.90
33.60
31.42
38.08
37.38
34.12 34.89
38.21
35.94
32.45
38.43
37.98
TP
38.67
36
33.75
33.31
38.42
35.85
38.53
34.05
38.49
E
34.12
V 34.81
38.41
37
32.32 30.23
EP
IL
32.70
K
32.26
R
33.16 33.72
3
A
33.63 IS
G
33.61
Eave Ht=
38.49 FL
36.83
29.71
35
26.71 26.75
36.18
35.53
34.69 30.00
26.99
LP
2
.3
30
38.02
36.23
33.51 35.27 FL
36.10
35.34
FH 36.42 FL
30
30.92
SV SV FH SV
36.27
36.36 FL
37.57
SC
36.05
35.02
RS Utility Cover
36.35
TP
35.66 35.14
36.35 FL 35.19
26.74
Eave Ht=43.74
28.53
28.09
35.25 FL
Eave Ht=39.28
35.44 36.00 35.20
Eave Ht=41.33
27.60
26.85 Post
35.40 35.41
28.63
Post
34.44
FH
36.44
Eave Ht=41.58
LAURELMOUNT 41
37.08 RS
Mkr
36.50
36.08 36.13 IS
Design Concept Plan
LP
37.31
27.79
Post
37.66
Sign
37.71 Sign
34.74
26.13
1
37.65
29.86
Post
38.08
Mkr
2
.7
35.57 35.05
27
25.54
28.06
G
37.38
2
TA
N
N
AG
H
M
O
R
E
G
1
19
36.92
KI
Eave Ht=42.77
39
Ridge Ht=45.61
36.98
EP
R
32.7
32.
36.94
Ridge Ht=44.74
36.52
37.05
9
Eave Ht=41.02
36.66
36.66
36.84
G 36.78 EP Utility Cover G
37.00 36.84 37.28
36.80
35.99
E LV
EP
37.27 36.59
14
33.26
SC 36.89
33.69
37.00
37.16
36.98 LP 35.92
AV 37.28
EP
35.78 RS 36.09 35.94
35.82
33.87
37.04 36.80 36.75 LP
17
36.01
37.16 36.98 MH
36.26
.05
37.20
PROPOSED 7 DEVELOPMENT
36.52 36.60
36.01
20
Eave Ht=39.17
36.33 SV FH SV
35.91
G Utility Cover 36.29
LP 36.21 MH
36.00 35.82
8
6
Ridge Ht=42.02
DESIGN PRINCIPLES
36.06 36.08 MH
G 35.98
38.01
10
37.93
35.96 G 35.73
35.94
36.04
35.87 35.85 G
32.76
32.90
36.42
18
36.52
36.65 36.72
33.69
V
Proposed roads
37.03
38
38
39
39.30 Utility Cover TP 39
E
37.51
Eave Ht=43.31
37.84 FL
O
33.26
36.87 Ridge Ht=46.72
37.12 LP 33.87
37.97 37.84
7
24
37.41 37.45 MH
37.97 37.92
16
38.01
37.79
8
Ridge Ht=45.65
Proposed tree lined avenue
37.87
10
Eave Ht=42.42
37.93
38.08
=43.92
D
38.27
O R N
Eave Ht=42.51
38.60
38.82
V
Focal dwelling
K
13 LP
A
38.85
AV
CF
Eave Ht=43.57 37.32
28
Dwelling 37.51 37.38
38.72 FL
Ridge Ht=44.58
31.60
32
30
Open space
32.90
19
15 31.98
Landscaped bank 11
32
5
33
G
31.98
33.44
R
EE
N
22
• access to be from Kilvergan Road with road widening proposed including provision of a pedestrian footpath; and • the proposal respects neighbouring properties and does not cause unacceptable impacts on their amenity.
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16
31.60
32.76
Toilets
32.90
31.95
31.98
31.98
CH
7
37.51 37.38
33
33
32.76
31.95
37.
32
Eave Ht=41.11
• the existing vegetation and other natural features should be retained where practicable to integrate the new development into the surrounding context;
• a generous area of open space should be provided at a location that is easily accessible to all residents, both inside and outside the site;
37.63
Ridge Ht=45.88
37.32
• development should address the entrance to the site and create an attractive tree lined avenue leading to the heart of the scheme;
E
D
35.08
A
38.61
N
7
R
P
34.51
38.81
O
38.48
35.69
38.53
IL
4
A
Ridge Ht=45.77
38.57
• the density of development, layout and CF house designs to reflect the context and character of this part of Aghacommon;
32
38.37
38.31 38.40 MH
G
9
R
38.40
A
26
AV
38.29
35.08
R
FHSV
Mkr
14
34.51
G
Sign
6.66
IL
36.33 36.35
S
Existing site contours and levels
S
31.60
36.38
G
RS
Ridge Ht=40.66
36.04 30.96
A
Eave Ht=40.01
36.06
R
31.94
36.30
B
6
The applicant’s vision for the site is to create an attractive, contemporary housing 4 development. At the preliminary design stage this vision was characterised by a number of 13 key design principles. These are as follows:
2
N
Ridge Ht=42.73
36.11
4
LA
AN
Eave Ht=38.39
AD
33
L
G
R
22
G 35.84
35.83 EP MH
9
5
C
15
35.83
32
KI
36.06
31
37.54
R VE
TP
36.34 FL
36.76
O
1
35.98
35.94
36.98
RS Sign
35.88
36.29
36.88
36.05
13
SUMMER PROPOSED DEVELOPMENT SUNSET PROPOSED DESIGN
The above principles were the starting point for the development of the initial design, along with the results of site surveys undertaken by the appointed environmental consultants.
denotes communal open space
denotes rear gardens (private amenity space)
denotes front gardens
26.91
PLOT 16
The proposed design as shown in this consultation illustrates a preliminary layout. The collaborative design approach that has been undertaken with consultants has been essential to ensure the proposed scheme fulfils good design objectives and place making principles.
26.63
PLOT 15
PLOT 14
PLOT 13
The proposals as presented in this consultation incorporate the following elements:
PLOT 12
PLO
• 52 dwellings with a variation in house types;
PLOT 30
PLOT 31
• Proposed ‘Gate Entrance House’ at the entrance to the site from Kilvergan Road;
PLOT 11
PLOT 10
• Detached and semi-detached dwellings in spacious plots across the site;
PLOT 9
PLOT 8
• Proposed units backing on to the existing dwellings and dwellings with extant planning permission. The change in levels and separation distances will ensure no significant impact on their amenity;
PLOT 7
WINTER SUNSET
PLOT 6
• Main access from Kilvergan Road towards southern end of roadside boundary. A section of Kilvergan Road to be widened for highway safety reasons along with inclusion of a pedestrian footpath. This will allow safe permeability for residents and the wider community to the existing Tannaghmore Gardens public park; and • public open space being provided within the site. The developable area of the Site is approximately 2.7ha, giving a density of 19 dwellings per hectare. This density is well below the gross average density relating to other nearby residential areas. Post
Site Layout
Eave Ht=42.77
39
Ridge Ht=45.6
Ridge Ht=44.74 Eave Ht=41.02
PLOT 21 PLOT 42
PLOT 20
PLOT 43 PLOT 44
27.11
PLOT 45 EP
PLOT 19
PLOT 46
PLOT 18 PLOT 22
PLOT 17
PLOT 46
PLOT 23
17
PLOT 46 PLOT 41
PLOT 40
PLOT 24
PLOT 25 PLOT 46 PLOT 39
G
PLOT 26
G
PLOT 38
PLOT 27
G
PLOT 46 2m 5.
5m
PLOT 28
TP
36.34 FL
2m
15
PLOT 37 PLOT 46
G 35.83 EP MH
OT 29 Ridge Ht=42.73 Eave Ht=40.01
PLOT 36 G
PLOT 35
PLOT 52 RS
R6,000
Sign
Ridge Ht=46.72
PLOT 34
FHSV
R6,000
Mkr
existing side garden to approved dwelling increased in width
PLOT 33 219m²
nd
id
sc
ap
fo
ed
ot
ve
rg
pa
Utility Cover
e
Eave Ht=43.92
5m
ath
wid
x7 5 4.
R6,000
vis
existing side garden to No.2 increased in width. new hedgerow as indicated to provide visual screening
45m²
ef oot p
ibi
lity
sp
edge of road realigned as indicated to provide 2m wide footpath link to connect existing network
2m
4m
2m
COMMUNAL GREEN 1,525m²
highlighted areas denote extent of existing footpath
Ridge Ht=47.35
6m
th
LP
37.41 MH R6,000
e
TP
2m
la
w
4m
4m 2m
Eave Ht=43.31
existing entrance to 3No dwellings approved under application FP/2020/0064/RM extended to link to new development road
lay
146m²
PLOT 32
improved 2.4 x 75m visibil splay approved under application LA08/2020/0133/RM retain
26
AV
35m² 107m²
PLOT 5
38.40 MH
Eave Ht=42.51
Ridge Ht=45
R10,000
PLOT 4 35m² PCP
PLOT 3 28m²
new entrance to serve up to 60 dwellings
PCP
PLOT 2
4.5 x 75m visibility splay
TP LP
0
R10,00
28
AV
Eave Ht=43.57 Ridge Ht=45.88
PLOT 1 EP
id
75 x 5
Eave Ht=41.11
SV SV FH SV
1
Mkr 36.36 FL
MIDDAY
Sign
Sign
PCP
RS Utility Cover TP Mkr
RS FH
Eave Ht=41.58 Eave Ht=39.28
footpath at pedestrian entrance to Tannaghmore Gardens widened to min 1.8m
TA
N
SC
PCP
36.35 FL
Ridge Ht=44.58
FH
2m
4.
w
35.27 FL
e
m
vi si bi lit y fo sp ot la pa y th
30 38.72 FL
LP
LP
2
N
AG
H
M
O
R
5
E
G
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R
EE
15
CONCEPT HOUSE TYPES
utility kitchen
bathroom
dining
bedroom 3
bedroom 4
kitchen
cloaks
wr
st
wr
hp
lounge
family
bedroom 1
family
bedroom 2 en suite
ground
front
rear
floor
plan
elevation
elevation
House Type A
first
side
side
(
i n c l.
floor
plan
ground
floor
elevation
elevation
optional
garden
room )
rear
( with
elevation
optional
garden
p
utility bedroom 3
dining
bedroom 2 wc kitchen clks en suite
linen
lounge porch
ground
front
rear
bedroom 1
bathroom
floor
plan
elevation
elevation
first
floor
plan
side
elevation
side
elevation
House Type B
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17
CONCEPT HOUSE TYPES
utility
utility bedroom 2
family/kitchen/dining
clks
clks wc
bedroom 3
bedroom 3
bedroom 2
family/kitchen/dining
wc bathroom
bathroom hp
hp
en suite
lounge
en suite
lounge bedroom 1
porch
ground
front
rear
floor
plan
elevation
elevation
House Type C
bedroom 4
porch
first
side
floor
plan
elevation
bedroom 4
bedroom 1
utility
utility bathroom
bathroom
bedroom 1 kitchen/dining
bedroom 1
kitchen/dining wc
wc
en suite
lounge
lounge
hp
hp
bedroom 2
bedroom 2 bedroom 3
porch
ground
front
rear
floor
plan
elevation
en suite
bedroom 3
porch
first
side
floor
plan
elevation
elevation
House Type D |
19
CONCEPT HOUSE TYPES
utility dining
bedroom 3
kitchen
clks
st
wc
bedroom 2
bedroom 3
bedroom 2
family/kitchen/dining
wc bathroom hp
bathroom hp
en suite
en suite
lounge
ground
double
rear
frontage
elevation
House Type E
floor
plan
elevation
lounge bedroom 4
first
double
floor
bedroom 1
bedroom 4
bedroom 1
plan
frontage
elevation
side
elevation
bedroom/family lounge
front
elevation
side
elevation
side
elevation
wc
kitchen/dining
utility
optional en suite
rear
elevation lounge
clks
bedroom
bedroom
bedroom/family
House Type F
front
rear
elevation
elevation
bathroom
side
elevation
side
elevation
House Type G |
21
ENVIRONMENTAL MATTERS
LANDSCAPING
A detailed landscaping plan and report will be prepared by a landscape architect. This will include a new planting schedule for the entire proposal.
ROADS
A transport consultant has been appointed to advise on access and traffic matters. The site and the Kilvergan Road along the front of the site have been accurately surveyed to assist in the design of the proposed access, including road widening and provision of a public footpath. An initial Transport Assessment Form (TAF) has been completed and confirms that there will be no increased level of parking in the surrounding area due to adequate parking being provided within the development.
NOISE
A Noise Impact Assessment has been carried out to ensure there is not an excessive noise burden upon the future occupiers. The Noise Impact Assessment confirms the noise impact on the proposal would not be excessive.
ECOLOGY
A biodiversity checklist has been undertaken across the site by a qualified ecologist. This has not identified any significant ecological constraints to the development.
ARCHAEOLOGY
An Archaeological Assessment has been completed for the site. A full desktop survey and site inspection were undertaken for the area of the proposed development. The desk top survey has identified no known archaeological sites within the development area or the wider search radius. There is the potential for previously unrecorded, sub-surface archaeological to survive here. Understanding what these are will require the implementation of an archaeological condition on any future planning permission granted for the site.
DRAINAGE AND FLOODING
An initial assessment will be undertaken regarding drainage for the proposed development and this site will also be reviewed in relation in relation to flood protection standards to ensure compliance with planning policy making sure that the effects of flooding are minimised and managed concerning risk to people, property and the environment.
FURTHER DETAIL
Detailed reports setting out the findings of the appointed consultants, their assessment of the proposed development and any proposed mitigation measures will accompany the planning application.
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WHAT HAPPENS NEXT? We thank-you for taking time to review the content of this consultation and would be delighted if you would take the time to share your thoughts on what you have seen, and prospect of the proposed development proceeding through planning. Following the end of the consultation period (19th May 2021), your feedback will be taken into consideration in finalising the proposed development. A formal planning application will be submitted to Armagh, Banbridge and Craigavon Borough Council thereafter. Once submitted, the opportunity for further public engagement in the decision-making process will take place in the normal manner through the submission of representations to the Council following the applications advertisement and neighbour notification procedures.
HOW TO FIND OUT MORE?
On our website, www.clydeshanks.com you can leave feedback, raise questions or leave your contact details should you require further assistance. If you wish to discuss the proposal you can also do so by: Telephone - 02890434393 Email gavynsmyth@clydeshanks.com Post – Clyde Shanks Ltd, 2nd Floor, 7 Exchange Place, Belfast, BT1 2NA
REQUEST PRINTED COPY
If you would like to receive a printed copy of this magazine, we can post this out to you on your request, accompanied with a feedback form.
DEADLINE
Please note all comments should be with Clyde Shanks Ltd no later than 19th May 2021.
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2nd Floor 7 Exchange Place Belfast BT1 2NA t | 028 9043 4393 clydeshanks.com